Civic Intelligence

Life Science Plaza Investment Group LLC

EIN 31-1669880 • 501(c)25 • El Segundo, CA

Profile

TITLE HOLDING COMPANY

2274 E Maple AveEl Segundo, CA 90245

n/A

Siviq Scores

Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.

Liabilities / Assets

59th percentile

0.39x

Higher debt load relative to assets than 59% of similar nonprofits.

$250M-$1B nonprofits • Source year 2024

Liabilities / Revenue

87th percentile

5.81x

Higher debt load relative to revenue than 87% of similar nonprofits.

$250M-$1B nonprofits • Source year 2024

Net Margin

86th percentile

36%

Higher net margin than 86% of similar nonprofits.

$250M-$1B nonprofits • Source year 2024

Top Officer Pay

9th percentile

$0

Higher top officer pay than 9% of similar nonprofits.

Top officer pay equals 0.0% of source-year revenue.

$250M-$1B nonprofits • Source year 2024

Asset Growth

18th percentile

-1.5%

Faster asset growth than 18% of similar nonprofits.

$250M-$1B nonprofits • Annualized from 2023 to 2024

Revenue Growth

8th percentile

-16%

Faster revenue growth than 8% of similar nonprofits.

$250M-$1B nonprofits • Annualized from 2023 to 2024

Assets

Down

$285,166,854

Down $4,461,275 (-1.5%) from 2023

Liabilities

Down

$111,096,373

Down $49,442 (-0.0%) from 2023

Net Assets

Down

$174,070,481

Down $4,411,833 (-2.5%) from 2023

Revenue

Down

$19,130,875

Down $3,661,324 (-16%) from 2023

Expenses

Down

$12,196,705

Down $2,079,217 (-15%) from 2023

Net Income

Down

$6,934,170

Down $1,582,107 (-19%) from 2023

Trend Graphs

Balance Sheet Trend

Grouped bars show assets, liabilities, and net assets across loaded filings.

$400M$300M$200M$100M$0Assets 2021: $288,556,432Liabilities 2021: $112,142,566Net Assets 2021: $176,413,8662021Assets 2022: $314,652,850Liabilities 2022: $113,147,408Net Assets 2022: $201,505,4422022Assets 2023: $289,628,129Liabilities 2023: $111,145,815Net Assets 2023: $178,482,3142023Assets 2024: $285,166,854Liabilities 2024: $111,096,373Net Assets 2024: $174,070,4812024

Highlighted filing

2024

Assets$285,166,854
Liabilities$111,096,373
Net Assets$174,070,481

Operations Trend

Revenue, expenses, and net income by year, with the latest filing highlighted.

$30M$20M$10M$0Revenue 2021: $1,829,092Expenses 2021: $0Net Income 2021: $1,829,0922021Revenue 2022: $22,142,259Expenses 2022: $14,878,813Net Income 2022: $7,263,4462022Revenue 2023: $22,792,199Expenses 2023: $14,275,922Net Income 2023: $8,516,2772023Revenue 2024: $19,130,875Expenses 2024: $12,196,705Net Income 2024: $6,934,1702024

Highlighted filing

2024

Revenue$19,130,875
Expenses$12,196,705
Net Income$6,934,170

Filings

Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 4, 2025
Return Version
2024v5.2
Gross Receipts
$19,130,875
Mission and Program Overview

Mission

TITLE HOLDING COMPANY

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$272,228,135$272,228,136▲ $1
Rtn Earn Endowment Incm Other Fnds$125,082,079$130,945,246▲ $5,863,167
Pd in Cap Srpls Land Bldg Eqp Fund$53,400,235$43,125,235▼ $10,275,000
Cash and Non-Interest-Bearing Accounts$12,427,566$11,257,544▼ $1,170,022
Accounts Receivable$4,945,391$1,654,075▼ $3,291,316
Prepaid Expenses and Deferred Charges$16,622$16,684▲ $62
Intangible Assets$10,415$10,415→ $0
Cap Stk Tr Prin Current Funds$0$0→ $0
Total Assets$289,628,129$285,166,854▼ $4,461,275
Liabilities
Mortgage Notes Payable Secured by Investment Property$96,720,010$96,838,622▲ $118,612
Accounts Payable and Accrued Expenses$4,793,413$5,864,468▲ $1,071,055
Other Liabilities$6,312,235$5,312,235▼ $1,000,000
Deferred Revenue$3,320,157$3,081,048▼ $239,109
Total Liabilities$111,145,815$111,096,373▼ $49,442
Net Assets / Fund Balance
Total Net Assets Fund Balance$178,482,314$174,070,481▼ $4,411,833
Total Liabilities and Net Assets / Fund Balance$289,628,129$285,166,854▼ $4,461,275

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$225,101,327-$225,101,327
Land$28,721,991-$28,721,991
Leasehold Improvements$18,393,370-$18,393,370
Equipment$11,448-$11,448
Compensation and Service Providers

Board Members and Trustees

NameTitle
Michael L McharguePresident
Kim SmithVice President
Samuel DepoyVP/secretary/treasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Ann Harris Bennett Harris County Tax AsProperty Tax1001 PRESTON ST, Houston, TX 77002$3,901,127
Jones Lang Lasalle Americas INCProperty Management4200 WESTHEIMER RD, Houston, TX 77027$1,475,341
Ryan LLCProfessional Services13155 NOEL ROAD SUITE 100, Dallas, TX 75240$1,343,088
Tellepsen Interiors Constructors LLCConstruction777 BENMAR DR SUITE 400, Houston, TX 77060$1,266,069
Nrg EnergyUtilities910 LOUISIANA STREET, Houston, TX 77002$1,068,766
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$18,675,369
Investment Income
$455,506
Other Revenue
$0
Change in Net Assets
$6,934,170
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$12,031,102
Salaries, Compensation, and Employee Benefits$165,603
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Interest$3,662,088--$3,662,088
Fees for Services Legal$1,439,952--$1,439,952
Fees for Service Investment Mgmnt Fees$828,230--$828,230
Other Expenses$643,439--$643,439
Fees for Services Management$559,039--$559,039
Insurance$188,775--$188,775
Other Salaries and Wages$165,603--$165,603
All Other Expenses$159,370--$159,370
Total Functional Expenses$12,196,705$0$0$12,196,705
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Subject to proxy tax
No
Insider Transactions and Loans

Interested-Person Transactions

Interested PartyRelationshipDescriptionShared RevenueAmount
-See Part VAsset ManagementNo$828,230
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Security Desposits$5,312,235
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Audit committee
No
Business relationship with 35% controlled entity
Yes
Business relationship with family members
No
Business relationship with organization members
No
Material changes to governing documents
No
Compensation from other sources disclosed
No
CEO compensation reviewed
No
Other officer compensation reviewed
No
Conflict-of-interest policy
No
Audited financial statements prepared
Yes
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 2

Michael l. Mchargue and samuel depoy are officers of cs capital management, inc. -business relationship

Form 990, Part VI, Section A, Line 3

Control over management duties has been delegated by the organization to cs capital management, inc.

Form 990, Part VI, Section A, Line 6

The sole shareholder of the organization is the alaska permanent fund corporation. The corporation shall only have one class of stock. The type of entity permitted to be a stockholder is limited to organizations described in irc section 501(c)(25)(c).

Form 990, Part VI, Section A, Line 7A

An annual meeting of the members, for the election of directors to succeed those whose terms expire and for the transaction of such other business as may properly come before the meeting, shall be held at such place, on such date, and at such time as the board of directors shall each year fix, which date shall be within thirteen (13) months subsequent to the later of the date of incorporation or the last annual meeting of stockholders.

Form 990, Part VI, Section A, Line 8B

Question 8b was answered no because the organization does not have committees with authority to act on behalf of the governing body.

Form 990, Part VI, Section B, Line 11B

Question 11 was answered no because no review was or will be conducted by the organization's governing body. The form 990 was reviewed by the organization's external tax provider.

Form 990, Part VI, Section C, Line 19

The documents are available to the public upon request.

Filing and Contact Details

Filer

Filer Name
Life Science Plaza Investment Group LLC
EIN
31-1669880
Phone
3109887300
Address
2274 E MAPLE AVE, EL SEGUNDO, CA 90245

Signing Officer

Name
Samuel Depoy
Title
VP/secretary/treasurer
Phone
3109887300
Signed
2025-11-04
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Samuel Depoy
Formed
2021
Legal Domicile
De
Voting Board Members
3
Independent Board Members
2
Employees
0
Volunteers
0

Preparer

Firm
Kpmg Llp
Address
20 PACIFICA SUITE 700, IRVINE, CA 92618-3391
Preparer
Kurtis Childs
Phone
9498855400
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

Distributions -10,275,000.

Form 990, Part XI, Line 9 -other Changes in Net Assets or Fund Balances

Distribution of net income to sole shareholder, alaska permanent fund corp $10,275,000

Raw XML AppendixShowing 400 of 784 raw XML fields

This appendix keeps the raw XML leaves available for debugging and edge-case review. The human report above is the primary experience.

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IRS990ScheduleD/TotalBookValueLandBuildingsAmt0272228136
IRS990ScheduleD/TotalLiabilityAmt05312235
IRS990/ScheduleJRequiredInd00
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/NameOfInterested/BusinessName/BusinessNameLine1Txt0CS CAPITAL MANAGEMENT INC
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/RelationshipDescriptionTxt0SEE PART V
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/SharingOfRevenuesInd00
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionAmt0828230
IRS990ScheduleL/BusTrInvolveInterestedPrsnGrp/TransactionDesc0ASSET MANAGEMENT
IRS990ScheduleL/SupplementalInformationDetail/ExplanationTxt0MICHAEL L. MCHARGUE IS AN OFFICER OF LIFE SCIENCE PLAZA INVESTMENT GROUP, LLC AND IS A 75% OWNER OF CS CAPITAL MANAGEMENT, INC.
IRS990ScheduleL/SupplementalInformationDetail/FormAndLineReferenceDesc0SCHEDULE L, PART IV -
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0MICHAEL L. MCHARGUE AND SAMUEL DEPOY ARE OFFICERS OF CS CAPITAL MANAGEMENT, INC. -BUSINESS RELATIONSHIP
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1CONTROL OVER MANAGEMENT DUTIES HAS BEEN DELEGATED BY THE ORGANIZATION TO CS CAPITAL MANAGEMENT, INC.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE SOLE SHAREHOLDER OF THE ORGANIZATION IS THE ALASKA PERMANENT FUND CORPORATION. THE CORPORATION SHALL ONLY HAVE ONE CLASS OF STOCK. THE TYPE OF ENTITY PERMITTED TO BE A STOCKHOLDER IS LIMITED TO ORGANIZATIONS DESCRIBED IN IRC SECTION 501(C)(25)(C).
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3AN ANNUAL MEETING OF THE MEMBERS, FOR THE ELECTION OF DIRECTORS TO SUCCEED THOSE WHOSE TERMS EXPIRE AND FOR THE TRANSACTION OF SUCH OTHER BUSINESS AS MAY PROPERLY COME BEFORE THE MEETING, SHALL BE HELD AT SUCH PLACE, ON SUCH DATE, AND AT SUCH TIME AS THE BOARD OF DIRECTORS SHALL EACH YEAR FIX, WHICH DATE SHALL BE WITHIN THIRTEEN (13) MONTHS SUBSEQUENT TO THE LATER OF THE DATE OF INCORPORATION OR THE LAST ANNUAL MEETING OF STOCKHOLDERS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4QUESTION 8B WAS ANSWERED NO BECAUSE THE ORGANIZATION DOES NOT HAVE COMMITTEES WITH AUTHORITY TO ACT ON BEHALF OF THE GOVERNING BODY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5QUESTION 11 WAS ANSWERED NO BECAUSE NO REVIEW WAS OR WILL BE CONDUCTED BY THE ORGANIZATION'S GOVERNING BODY. THE FORM 990 WAS REVIEWED BY THE ORGANIZATION'S EXTERNAL TAX PROVIDER.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6THE DOCUMENTS ARE AVAILABLE TO THE PUBLIC UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt7DISTRIBUTIONS -10,275,000.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt8DISTRIBUTION OF NET INCOME TO SOLE SHAREHOLDER, ALASKA PERMANENT FUND CORP $10,275,000
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION A, LINE 2
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION A, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION A, LINE 6
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART VI, SECTION A, LINE 7A
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PART VI, SECTION A, LINE 8B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc6FORM 990, PART VI, SECTION C, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc7FORM 990, PART XI, LINE 9:
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc8FORM 990, PART XI, LINE 9 -OTHER CHANGES IN NET ASSETS OR FUND BALANCES
IRS990ScheduleR/AssetExchangeInd00
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IRS990ScheduleR/AssetSaleToOtherOrgInd00
IRS990ScheduleR/DivRelatedOrganizationInd00
IRS990ScheduleR/GiftGrntCapContriFromOthOrgInd00
IRS990ScheduleR/GiftGrntOrCapContriToOthOrgInd00
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt0443 WABASH MA OWNER LLC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt1TYSON'S CORNER LLC
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt2TYSON'S CORNER PROPERTY LLC - BUSINESS UNIT 5344
IRS990ScheduleR/IdDisregardedEntitiesGrp/DisregardedEntityName/BusinessNameLine1Txt3TYSONS CORNER RESIDENTIAL I LLC
IRS990ScheduleR/IdDisregardedEntitiesGrp/EIN0463488053
IRS990ScheduleR/IdDisregardedEntitiesGrp/EIN1270069163
IRS990ScheduleR/IdDisregardedEntitiesGrp/EIN2463505923
IRS990ScheduleR/IdDisregardedEntitiesGrp/EIN3463467619
IRS990ScheduleR/IdDisregardedEntitiesGrp/LegalDomicileStateCd0DE
IRS990ScheduleR/IdDisregardedEntitiesGrp/LegalDomicileStateCd1VA
IRS990ScheduleR/IdDisregardedEntitiesGrp/LegalDomicileStateCd2DE
IRS990ScheduleR/IdDisregardedEntitiesGrp/LegalDomicileStateCd3DE
IRS990ScheduleR/IdDisregardedEntitiesGrp/PrimaryActivitiesTxt0TITLE-HOLDING
IRS990ScheduleR/IdDisregardedEntitiesGrp/PrimaryActivitiesTxt1TITLE-HOLDING
IRS990ScheduleR/IdDisregardedEntitiesGrp/PrimaryActivitiesTxt2TITLE-HOLDING
IRS990ScheduleR/IdDisregardedEntitiesGrp/PrimaryActivitiesTxt3TITLE-HOLDING
IRS990ScheduleR/IdDisregardedEntitiesGrp/USAddress/AddressLine1Txt05910 N CENTRAL EXPY SUITE 1200
IRS990ScheduleR/IdDisregardedEntitiesGrp/USAddress/AddressLine1Txt15910 N CENTRAL EXPY SUITE 1200
IRS990ScheduleR/IdDisregardedEntitiesGrp/USAddress/AddressLine1Txt25910 N CENTRAL EXPY SUITE 1200
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IRS990ScheduleR/IdDisregardedEntitiesGrp/USAddress/CityNm3DALLAS
IRS990ScheduleR/IdDisregardedEntitiesGrp/USAddress/StateAbbreviationCd0TX
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IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/ForeignAddress/AddressLine1Txt0ONE CURZON STREET
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/ForeignAddress/CityNm0LONDON
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/ForeignAddress/CountryCd0UK
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/ForeignAddress/ForeignPostalCd0W1J 5HD
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/LegalDomicileForeignCountryCd0UK
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/LegalDomicileStateCd0DE
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/LegalDomicileStateCd1DE
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/LegalDomicileStateCd2DE
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IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt0TITLE-HOLDING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt1TITLE-HOLDING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt2TITLE-HOLDING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt3TITLE-HOLDING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt4TITLE-HOLDING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt5TITLE-HOLDING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt6TITLE-HOLDING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt7TITLE-HOLDING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt8TITLE-HOLDING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt9TITLE-HOLDING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/PrimaryActivitiesTxt10TITLE-HOLDING
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt0120 EAST 87TH STREET LLC
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt1DENALI INDUSTRIAL PROPERTIES LLC
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt2249 AND CENTERFIELD INC
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt3601 PINE STREET INVESTMENT GROUP INC
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt4ARBORETUM MARKET INVESTMENT GROUP INC
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt51100 MERIDETH LANE INC
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt6ALASKA UK BROMLEY UNIT TRUST
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt7TYSON'S CORNER PROPERTY HOLDINGS II LLC
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt8WALTHAM CENTERPOINT I INVESTMENT GROUP LLC
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt9NORTH BRIDGE CHICAGO LLC
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/RelatedOrganizationName/BusinessNameLine1Txt10THE CHRISTOPHER APARTMENTS INVESTMENT GROUP LP
IRS990ScheduleR/IdRelatedOrgTxblCorpTrGrp/USAddress/AddressLine1Txt05910 N CENTRAL EXPY SUITE 1200

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